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SP 2003-069 Floresta (Watermark Villas) (2015) - Amendment 1
i� F r, 4' r 4WL 1 Prepared for: �Bca-qr i10 -m 545 S. Figueroa Street, #1209 Los Angeles, CA 90071 Prepared by: c�5 MSA Consulting Inc. 34200 Bob Hope Drive Rancho Mirage, California 92270 March 2015 Revised 06/22/2015 CC Approval 05/19/2015 Resolution 2015-020 R E L"A"OVED JUN 2 2 2015 CITY OF LA QUINTA COMMUNITY DEVELOPMENT WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE OF CONTENTS Chapter I: Introduction & Setting TABLE OF CONTENTS 1.1 Executive Summary ............................................................................................ 1 1.2 Purpose & Intent.......................................................,........................................ 1 1.3 Project Location..................................................................................................... 2 1.4 Site Characteristics...,............................................................................................. 2 1.5 Background & History........................................................................................... 6 1.6 Development Concept........................................................................................... 6 1.7 Project Objectives.................................................................................................. 6 1.8 General Plan & Zoning......................................................................................... 7 1.9 Utility & Service Providers..................................................................................... 8 1.10 Community Involvement......................................................................................11 1.11 Entitlement Process......................................................................... ......... ...11 Chapter 2: Master Plan 2.1 Land Use................................................................................................................13 2.2 Circulation............................................................................................................15 2.3 Open Space & Recreation....................................................................................19 2.4 Water & Sewer..................................................................................................... 22 2.5 Grading & Drainage..............................................................................................25 2.6 Phasing Plan.........................................................................................................28 Chapter 3: Development Regulations 3.1 Overview.............................................................................................................. 30 3.2 Planning Area 1.................................................................................................... 30 3.3 Planning Area 2.................................................................................................... 35 Chapter 4: Design Guidelines 4.1 Overview.............................................................................................................. 37 4.2 Architectural Guidelines....................................................................................... 37 4.3 Landscape Guidelines........................................................................................... 39 Chapter 5: Plan Administration 5.1 Overview.............................................................................................................. 46 5.2 Implementation...................................................................................................46 SPECIFIC PLAN NO. 2003-069 WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE OF CONTENTS 5.3 Amendment......................................................................................................... 46 5.4 Interpretation ...... ..................................................................... ............................ 47 5.5 Enforcement.........................................................................................................47 Chapter 6: General Plan Consistency 6.1 Overview.............................................................................................................49 6.2 Consistency Analysis........................................................................................ 50 FIGURES 1.1 Regional Location Map.............................................................................................................. 3 1.2 Local Vicinity Map......................................................................................................................4 1.3 Site Conditions Map................................................................,.................................................. 5 1.4 General Plan Map...................................................................................................................... 9 1.5 Zoning Map................................................................................................,.............................10 1.6 Public Services...................................................................................»...»..................................12 2.1 Conceptual Land Use Plan....................................................................................................... 14 2.2 Conceptual Street Plan..................................................................................... ................... 16 2.3 Street Cross-Sections..............................................................................................................17 2.4 Conceptual Pedestrian Plan ................................................................................................18 2.5 Conceptual Open Space Plan ........................... ,................................................................... 20 2.6 Conceptual Fencing & Wall Plan.............................................................................................21 2.7 Conceptual Water Plan............................................................................................................ 23 2.8 Conceptual Sewer Plan............................................................................................................ 24 2.9 Conceptual Grading Plan...............................................................................................,...... 26 2.10 Conceptual Drainage Plan...................................................................................................... 27 2.11 Conceptual Phasing Plan........................................................................................................ 29 3.1 Planning Area Diagram............................................................................................................ 31 3.2 Planning Area 1 - Residential...................................................................................... ... 33 3.3 Planning Area 1—Typical Residential Lot ,.................,............. ..................... 34 3.4 Planning Area 2 — Community Center ............................................................................... 36 4.1 Overall Landscape Plan............................................................................................................ 40 SPECIFIC PLAN NO. 2003-069 ii WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE OF CONTENTS TABLES 1.1 Surrounding Uses....................................................................................................................... 2 1.2 Utility & Service Providers.................................................—.................................................... 8 2.1 Land Use Summary .................................................................................................................13 3.1 PA -1 Development Standards..................................................................................................32 3.2 PA -2 Development Standards.............................................................................................. 35 4.1 Plant Material Palette..............................................................................................................44 SPECIFIC PLAN NO. 2003-069 R WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER I: INTRODUCTION & SETTING 1.1 EXECUTIVE SUMMARY he Watermark Specific Plan Amendment No. 1 (Specific Plan) is organized in six chapters, as described below: Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information. Chapter 2, Master Plan: This section describes the primary master plan components required for orderly development of the property. These include land use, circulation, open space and recreation, water and sewer, grading and drainage, and phasing. Chapter 3, Development Regulations: This section establishes the allowable uses and development standards applicable within the Specific Plan Area. Development regulations are listed for each distinct Planning Area. Section 4, Design Guidelines: This section outlines architectural and landscape design approaches and themes intended to guide the visual appearance of future development. Section 5, Plan Administration: This section describes the various processes and procedures used to administer and implement the adopted Specific Plan. Section 6, General Plan Consistency: This section presents a consistency analysis comparing the Watermark project with the development policy outlined in the City's General Plan. The goal statements contained in each General Plan Element provide a framework for the analysis. M'AF ANr This Specific Plan is intended to guide future development and use of land within the Watermark Specific Plan boundary, including the establishment of site specific development plans, guidelines, and regulations. The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the City of La Quinta General Plan. While this Specific Plan defines the location, type and amount of development allowed within the Specific Plan Area, consistent with the requirements for Specific Plans identified in State Planning and Land Use Law, it is intended to provide a degree of flexibility to allow development to respond to consumer demand and opportunities in the marketplace. This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their Page 1 WATERMARK SPECIFIC PLAN AMD. NO. 1 General Plan. California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan. 1.3 PROJECT LOCATION The Watermark Specific Plan Area is located approximately 105 miles from the City of Los Angeles and the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. As shown on Figure 1.1, Regional Location Map, the specific plan is situated in the southeast portion of the Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The project is accessible from Interstate 10 by way of Jefferson Street with immediate access to Avenue 52 on the south. The Specific Plan consists of 3 parcels totaling 21 acres (APNs 767-220-012; 013; 14) on the northwest corner of Avenue 52 and Jefferson Street. The property contains a partially constructed but abandoned condominium project approved in 2004. The property is surrounded on the north and west by The Citrus Club residential community and private golf club, on the south by Avenue 52 and on the east by Jefferson Street and Mountain View Country Club, private golf course and residential community. Figure 1.2, Local Vicinity Map, depicts the physical setting of the property. Surrounding land uses are listed in Table 1.1. TABLE 1.1 SURROUNDING USES Rgneral Plan Zon-ing. —Existing Un North La Quinta LDR/OS RL/GC The Citrus Club South La Quinta OS GC Avenue 52 East La Quinta GC/LDR/OS CN/GC Jefferson Street Mountain View Country Club West La Quinta LDR/OS RL/GC The Citrus Club General Plan Designations: LDR — Low Density Res. / OS - Open Space / GC- General Commercial Zoning Designations: RL — Low Density Residential/ GC — Golf Course / CN — Commercial Neighborhood 1.4 SITE CHARACTERISTICS As shown in Figure 1.3, Site Conditions Map, the property is entirely disturbed and contains a partially constructed condominium project that was abandoned during the housing collapse and global recession in the mid -late 2000's. On-site features include one completed podium condominium building, ten podium garages, the project's primary gated entry and perimeter wall, partially paved and graded interior streets and assorted onsite utilities. Page 2 B -AEN WATERMARK SPECIFIC PLAN AMD. NO. 1 �Pl I' it-;�C�"`f {Ry���sl,�p, _r�Ir _��--„�, f'� fix= �I�,C� � £. �►y. ,r� � :F�"^}j , ,,,N." - .:y" < ,y r '�.. 7�gR�fi''�''= • � / F • ice, ' 7�r , yf ' 5-i�� Air R a!'J !^ ;fir ice. w r , ri_'� � � i(jr*•T' - .� .I �, � ��' if . . 5 y '�w.- ��= We i X5$56 ..'.. R. .,Y j rP�:' y� - �4J f� r•>��r. '� ,t 1A, INDIAN s WELLS.. i R Project',.. _ fSite'sl iJ •' •/� - . � ��� �� ����, may.. !. .. -010 SALTON SEA iffy --_ .. _- :� .�F!`=,y�ri ��►l J�' ,y .i�^�.Y� -y � I:, V_ i -� Source: U,S.G.S., RCTLMA, SSRI Exhibit Date: March 25, 2015 IDREGIONAL LOCATION MAP MSA CONSU Ul NG, INC. FIGURE 1.1 vAyw.msacommilinginc.corn N.T.S. PAGE 3 WATERMARK SPECIFIC PLAN AMD. NO. 1 12 AVCIVUL Jt Source: City of La Quinta Exhibit Date: March 25, 2015 IDLOCAL VICINITY MAP MSA CONSULTING, INC. FIGURE 1.2 www msoconsultinginc.com N.T.S. PAGE 4 WATERMARK SPECIFIC PLAN AMD. NO. 1 B+egr lie S � e IM► a. A,,OJECT SITE r � � t O rte- � ♦ W 44, Ak At _, t �--k ter*' _ � $ � � � �. . • I / `moi or m r 7,;• AVENUE 52 F d r Source: City of La Quinto Exhibit Date: March 25, 2015 IDSITE CONDITIONS MAP MSA CONSULTING, INC. FIGURE 1.3 www.msaconsultinginc com N.T.S. PAGE 5 WATERMARK SPECIFIC PLAN AMD. NO. 1 The project is currently known as "Watermark Villas at La Quinta" and is a previously approved planned residential, 250 -unit condominium community, approved on this site in 2004. At that time, the property contained only a date palm grove. Project entitlements included Specific Plan 2003-069 and Tentative Tract Map 31798, along with a General Plan Amendment, Change of Zone and Conditional Use Permit. The project itself consisted of 31 two-story eight-plex buildings and 1 single -story duplex building all with subterranean parking. A centrally located swimming pool/spa, several smaller pool/spa's dispersed throughout the project, two lighted tennis courts, a two-story recreation room/restaurant building and a two-story sundry store with office. Following approvals, project construction began with grading of the site and completion of the project entry, perimeter wall and one eight-plex model building for use as a sales center. In addition, ten podium garages, grading of interior streets and assorted onsite utilities were started. However, the project was victim to the housing collapse and global recession of the late 2000's and construction stalled and never resumed. The property remains in this condition today, vacant with the unfinished remains of the prior project. 1.6 DEVELOPMENT CONCEPT ■'� �� The Watermark Specific Plan Amendment No. 1 will replace the previously approved condominium project. It proposes a residential community of 82 single-family detached homes with three floor plans. The proposed development includes a looped internal private road system, a centrally located community recreation building with pool, and an open, turfed area that serves as a retention basin and passive open space with a walking path following the top of the basin. The project also makes provision for a possible gated golf cart connection to Fresa Circle to provide convenient access should an agreement be made with the Citrus Course and HOA. The existing perimeter wall, primary entry and retention basin will be retained from the prior development. The entry structure has been presented with minor modifications. All other above ground site features will be demolished. Most underground utilities will be removed and reconstructed within the new street system. 1.7 PROJECT OBJECTIVES "' Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering feasibility, market acceptance, economic viability, water efficiency, General Plan goals, and compatibility with surrounding land uses were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this Specific Plan, unique project objectives were established as follows: To reflect consistency with the goals and policies of the La Quinta General Plan as described in Chapter 6. To provide high-quality single family residences designed to be marketable and meet increased housing demand driven by population growth and retirees. Page 6 WATERMARK SPECIFIC PLAN AMD. NO. 1 To repurpose the site for single family development and incorporate existing site features to the extent practical, including the community perimeter wall, primary entry and retention basin. To develop the property with residential uses in a manner compatible with surrounding development by applying appropriate planning, landscaping and architectural design approaches. m To create an attractive public street frontage surrounding the community 1.8 GENERAL PLAN & ZONING General Plan - The La Quinta General Plan, updated in early 2013, establishes the City's policy relative to the planned future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure systems needed to effectively support those land uses. The Specific Plan implements the La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan Area. It serves as a link between the La Quinta General Plan and subsequent implementing development proposals within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the La Quinta City Council, will govern all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations. Figure 1.4, General Plan Map, displays the existing General Plan Land Use and designates this site as "Medium/High Density Residential", allowing a density of up to 16 dwelling units per acre (du/ac). Although the proposed project density is below the allowable maximum, it is not consistent with the intent statement for this land use designation or with the base zone consistency matrix (GP Table II -2). Consequently, a General Plan Amendment to "Low Density Residential" allowing from 2-4 du/ac will be approved as part of the project. Zoning - Zoning implements the General Plan land use by applying appropriate development standards for allowable uses, minimum lot size, yard setbacks and similar development considerations. Figure 1.5, Zoning Map, displays the existing Zoning for this site as Medium High Density Residential (RMH). The project is not consistent with this base zone and will need to be changed to Low Density Residential (RL) with an allowable density range of 2-4 du/ac. The change of base zone will be accompanied by this Specific Plan Amendment to effectively update the zoning, making the project consistent with both the General Plan Land Use and Zoning classifications. Page 7 - WATERMARK SPECIFIC PLAN AMD. NO. 1 The Watermark project is within the service area of the utility and service providers as listed in Table 1.2. TABLE 1.2- UTILITY & SERVICE PROVIDERS Page 8 a =ncy _ r� , Phone Sewer CVWD 75-525 Hovley Lane, Palm Desert, CA. 92211 760.398.2651 Water CVWD 75-525 Hovley Lane, Palm Desert, CA. 92211 760.398.2651 Natural Gas Southern California P.O. Box 3150, San Dimas, CA. 91773 877.238.0092 Electric IID P.O. Box 937, Imperial, CA. 92251 760.335.3640 Cable N Time Warner 44-425 Town Center Way Ste H, Palm Desert CA 92211 760.340.2225 Police County of Riverside 86-625 Airport Blvd., Thermal, CA 92274 760-863-8990 Fire County of Riverside 77-933 Las Montanas Rd #201 Palm Desert, CA 92211 760.869.8886 Solid Waste Burrtec 41575 Eclectic Street, Palm Desert, CA. 92260 760.340.2113 Schools DSUSD 47-950 Dune Palms Road, La Quinta, CA. 92253 760.777.4200 Page 8 WATERMARK SPECIFIC PLAN AMD. NO. 1 Begr "ofirs Legend: 0 Low Density Residential V Medium/High Density Residential General Commercial Major Community Facilities f � % M PROJECT SITE VOpen Space - Recreation Source: City of La Quinta Exhibit Date: March 25, 2015 9ID GENERAL PLAN MAP MSA CONSULTING, INC. FIGURE 1.4 ,Hww msoconsultinginc.com N.T.S. PAGE 9 Bcq cr. WATERMARK SPECIFIC PLAN AMD. NO. 1 If„ ... .,�. Legend: 0 Low Density Residential 1191 Medium Density Residential ! High Density Residential aNeighborhood Commercial Tourist Commercial 0 Golf Course 1 PROJECT N SITE Source: City of La Quinta Exhibit Date: March 25, 2015 ID ZONING MAP 1 FIGURE 1.5 MSA CONSULTING, INC. www msoconsultinginacom N.T.S. PAGE 10 WATERMARK SPECIFIC PLAN AMD. NO. 1 Public outreach for this project is planned to include meetings with neighboring communities such as The Citrus Community HOA. 1.11 ENTITLEMENT PROCESS Approval of the following entitlements will implement this project: General Plan Amendment (GPA) - The GPA will amend the General Plan land use designation from "Medium/High Density Residential" to "Low Density Residential'. The GPA requires separate public hearings before the Planning Commission (Commission) and the City Council. Zone Change (ZC) - The ZC will change the base zone of the property from "Medium High Density Residential' (MHDR) to "Low Density Residential' (LDR). The ZC requires separate public hearings before the Planning Commission (Commission) and the City Council. Specific Plan Amendment (SP) - The SP will cover the entire 21 -acre site to provide a comprehensive development plan, allowable uses and development standards. The SP requires separate public hearings before the Planning Commission (Commission) and the City Council (Council). Tentative Tract Map (TTM) — The TTM is intended to subdivide the property into single family lots for residential development. The TTM requires review by the Architectural and Landscape Review Board (ALRB) and separate public hearings before the Commission and the Council. Site Development Permit (SDP): The SDP is required by the City for final approval of landscape design, architectural design, and site plan (with single family residences plotted on each lot). This may be processed concurrent with or subsequent to other entitlement approvals. The SDP requires review by the ALRB and separate public hearings before the Commission and the Council. Page 11 WATERMARK SPECIFIC PLAN AMD. NO. I CITY OF 1140b" WELLS '00- A r �J CW1 Legend: Emergency Services City Boundary Police/ City Hall 100 School Fire Beq:q'r Flo, Source: Cify of Lo Quinta Exhibit Date: March 25, 2015 IDPUBLIC SERVICES MSA CONSULTING, INC. FIGURE 1.6 www.msaconsultinginc.com N.T.S. PAGE 12 49 'i:r iij ar, '00- A r �J CW1 Legend: Emergency Services City Boundary Police/ City Hall 100 School Fire Beq:q'r Flo, Source: Cify of Lo Quinta Exhibit Date: March 25, 2015 IDPUBLIC SERVICES MSA CONSULTING, INC. FIGURE 1.6 www.msaconsultinginc.com N.T.S. PAGE 12 WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER 2: MASTER PLAN y he Specific Plan proposes a residential community of 82 single-family detached homes with a community center. This new land use will replace the partially constructed condominium project approved in 2004 (SP 2003-069). The location of land uses depicted in this Specific Plan are conceptual and will be further refined through implementing Tentative Tract Map and Site Development Permit approvals. Each project component is described below and accompanied by a detailed discussion of land uses and relevant development standards in Chapter 3. Table 2 provides a summary tabulation of land use acreages within the project. PA -1 Residential Use - The project will create a community of 82 new residential homes ranging in size from 2,000 sq. ft. to 3,000 sq. ft. The residential area incorporates a Community Center and an open turfed area to serve as a retention basin and passive open space. A Home Owners Association (HOA) will be formed for the project. PA -2 Community Center — The Specific Plan features a centrally located community recreation center that features a pool and spa with hardscape patio areas, a small clubhouse with a multi-purpose room, restrooms, showers and small open -turfed play area. TABLE 2.1 LAND USE SUMMARY PA -1 Residential 18.8 N/A PA -2 Community Center 0.9 N/A Exterior Street Parkway 1.1 N/A TOTALS 20.8 3.91 Notes: 1. Allowable density is 2-4 du/ac with adoption of accompanying GPA (MHDR to LDR). Page 13 82 0 0 82 i m � - Q U U Q 6 O O N E p Q Q in C E N N 3 > IL co �m JOw UO °O j 0000 i 133HIS NOSa3ij3f a ILIH III z J W N J H CL W z Uo WATERMARK SPECIFIC PLAN AMD. NO. 1 Vehicular and pedestrian circulation systems are an important component of every development project. Watermark Specific Plan provides direct and convenient vehicular access to each home through a safe and efficient private roadway network that complies with City engineering design standards. These roads, because they carry very low traffic volumes, also accommodate safe pedestrian movement within the project. The Circulation system is illustrated in Figure 2.2, Conceptual Street Plan, and Typical Street Sections shown in Figure 2.3, Typical Street Cross Sections and Figure 2.4, Conceptual Pedestrian Plan. Key aspects of the circulation system include: Entries - Vehicular access to the site is taken from Avenue 52 via an existing entry that was fully constructed as part of the former condominium project. The entry includes textured pavement, entry gates, a gatehouse, a pedestrian walkway connection, entry monuments and landscaped areas. Vehicular Circulation - The vehicular circulation system consists of an interior network of private streets that connects each home to the public roadway system at Avenue 52. Private streets are 37 feet wide with public utility easements on either side. The street section is intended to accommodate double loaded on -street parking. Pedestrian Circulation — Pedestrian circulation is provided within the project's low speed, low volume private streets as is common in desert communities and a pedestrian walkway at the top of the project's retention basin. Optional Features — The project contemplates an optional circulation component that is dependent on future conditions that may or may not occur. The project makes provision for a golf cart connection to the Citrus golf course using a gated access to the Citrus private community at the northeast corner of the project. If an agreement is reached to make golf memberships available to residents of the Watermark community, then the golf cart connection would be a desirable feature. If not, the two communities are under separate private ownership and there would be no reason to connect them. Page 15 r- d O Z G Q Z Q J CL _U LL U W CL Vf Y GC Im W H Q ►-: 19 a O a O W Qf ❑ o � M � � N O � U ❑) h IL h N O °; U N Z 193HIS Nosaiar i >A J ii El u M u E C7 r L U � � U Q D �3 m C a)3 Lu(1) Q n ai3 ocl� ll� > > W W N CC G W N M d0 (D 0 d 19 a O a O W Qf ❑ o � M � � N O � U ❑) h IL h N O °; U N Z 193HIS Nosaiar i >A J ii El u M u E C7 r WATERMARK SPECIFIC PLAN AMD. NO. 1 I le Bc�mgr rr,..e.� P.U.E. P.U.E. VARIES P/L 61' (PRIVATE STREET ! ACCESS EASEMENT) P/L VARIES b" 20' 12' 28' 2.0% 2.0% MIN2.0% 2.0% N 8' CURB AND GUTTER 6" MEDIAN CURB 8' CURB AND GUTTER PER CITY STD. 202 ! PER CITY STD. 210 PER CITY STD. 202 MAIN ENTRY STREET SECTION PRIVATE N.T.S. 5- 10' 6- 10' P.U.E. P/L 37' (PRIVATE STREET ACCESS EASEMENT) P/L P.U.E. 6" 18' 18' 6" 2.0% IN. 2.0% 2.0% 6" CURB & GUTTER 6" CURB &GUTTER PER CITY STD. 211 PRIVATE STREET SECTION PER CITY STD. 211 PRIVATE N.T.S. P/L 25' (PRIVATE STREET ACCESS EASEMENT) P/L 6' 20.5' (NO PARKING) 2' LOT 8/9 2.0% MIN. 2.0% 20% lt LOT 7 M1�� l 0"CURB 6'' WEDGE CURB PER CITY STD. 211 PRIVATE ALLEY SECTION PRIVATE N.T.S. 20' (NO PARKING) P/L 1.5' 2.097, 2.0% MIN M 2.0% 6" WEDGE CURB 0" CURB PER CITY STD. 211 EMERGENCY FIRE ACCESS PRIVATE N.T.S. Source: Tentative Tract No. 36762 Exhibit Date: March 25, 2015 STREET CROSS SECTIONS ID MSA CONSULTING, INC. FIGURE 2.3 www.msaconsultinginc.com N.T.S. PAGE 17 r— Z a Z J CL U W IL Vf Y W F� a L� 133SIs NOsd3ij3r 1 tn W UA Z a a C) E 6 o N Z O U v °° Uo 03 �� �L C� • UU N L_ • mg p 3 • c 7 pCL �,c t7 07 Q N b Q O) N QpL" ¢°(D 3 • -6 U 0 U_ 2 Q) o 'U v •� �o 3 a �'- t � c U o�U oc • �o� C31 a°r e�y • • c O --p c0c � p • U� p if o i � p � p E • i »� O U • N •• 6 Z N Z O U v °° Uo WATERMARK SPECIFIC PLAN AMD. NO. 1 Open space is a community asset with multiple benefits. It incorporates periodic open spaces into the urban fabric, allows distant vistas, introduces greenery and shade for a more attractive and comfortable living environment, and provides convenient access to recreational opportunities without leaving the community. Relevant features of the project open space system are shown in Figure 2.5, Conceptual Open Space Plan, and Figure 2.6, Conceptual Fencing and Wall Plan. The project proposes five functional classes of open space with classes 1-3 falling under future HOA ownership and maintenance as follows: 1. Active open space (associated with the community recreation center) 2. Passive open space (associated with the retention basin) 3. Connecting open space (associated with the optional golf cart connection) 4. Private open space (associated with individual residential yard areas) 5. Vehicular open space (associated with public streetscape outside the perimeter wall) Community Center (Active Open Space) — The Community Center provides opportunities for active recreation to all residents in the form of swimming, outdoor play, barbequing, and family gatherings. Retention Basin (Passive Open Space) - The existing Retention Basin was constructed with the prior condominium project. It is appropriately sized and situated to serve the drainage needs of the amended project and will be retained in place. This facility also adds a significant open space component to the project design, allowing distant views and providing an opportunity for informal, passive recreation. Pedestrian use of the retention basin will be accommodated via a walking path along the south, west and east sides of the basin. Connecting Pathways - Provision for a possible golf cart connection to the Citrus Club is made at the project's northeast corner, if agreed to by both communities. Residential Yard Areas (Private Open Space) — Each individual residential lot in the community will have private rear and side yards. These open space areas separate buildings, admit light within the community and provide the homeowner with an opportunity to create outdoor living and barbeque spaces for personal use. Perimeter Streetscape (Vehicular Open Space) - Additional open space is provided outside the project perimeter wall to supplement public parkways along Avenue 52 and Jefferson Street. Although these open space parcels will be owned and maintained by the Watermark Home Owners Association, they lie out outside the community's outer wall and are primarily a public benefit. These open space areas create an enhanced visual experience for drivers as well as accommodating a meandering pedestrian pathway for public use. Because the project perimeter wall is already constructed, the exterior streetscape open space parcels have already been created and will be fully landscaped with the project improvements. Page 19 0 z c a z a J CL U U W 9L N he cm G oc W H a U UI U O O O n N M N O O - Q O m O 5 D- mo E-0 Q) L,):: •p p C: a) IL U � N 0 1.0- 00 .00 I 1 I 133VIS Nosdu 3f - T--Ij an r.9 lb a z W Q N W CL O J W z Uo 3 N U UO DO a) Q E M N Ca) U C C -t; x O � _ U U C) O N O 3 CL N � N t E LU W Cl - 2 C3 D L- 0 O m W U � N O 6 I t a� ■ rn� a� J IO N 2 0 W Q OC � V tU o M T O O L U N ,O O U -o �o O O U O Q� Qpm O�o LU O N ^ N 19381S NOSmar `o 1 LU —a H W 4' W I N L9 LU ! a I 3 N U UO DO a) Q E M N Ca) U C C -t; x O � _ U U C) O N O 3 CL N � N t E LU W Cl - 2 C3 D L- 0 O m W U � N O 6 I t a� ■ rn� a� J IO N 2 0 W Q OC � V tU o WATERMARK SPECIFIC PLAN AMD. NO. 1 The Specific Plan will be fully served with domestic water and sanitary sewer from public systems managed by the Coachella Valley Water District (CVWD). Both are available at the site, with no offsite extensions required. Domestic Water - As shown in Figure 2.7, Conceptual Water Plan, the Specific Plan proposes a network of water lines within the interior private street system to convey domestic water to residences throughout the community. Water will be looped internally to connect with the public water system at two locations. The first point of connection will be to an existing 18 -inch waterline in Avenue 52 while the second will be to an 18 -inch waterline in Jefferson Street. Sanitary Sewer - As shown in Figure 2.8, Conceptual Sewer Plan, proposes a system of sewer mains within interior private streets to serve the community. This interior system will be connected to an existing line already stubbed into the property at the primary project entry. This line is connected to a 10 -inch sewer main in Jefferson Street. Page 22 c ` J � C3 N J -0 47 � C) m � �S 0 c a_0 -u 1 Z 13381S NOSi1 mr Ll I �,ui ui �Z iwA- Z r�t Cl) N N Lu W Q Uo r - Z C� G Z Q J IL U_ Lh U W CL N he lu Q W H Q h O N L4) N -I_- C14 N 10 10 M 0 Z U N .O C F'D N U 0 iI Q CL OC W 3 W N J Q H CL W U Z CR N N Lu W Q oc Uo C Jz a a� 3 .0 C N 0 C'Q).o � 7 3 N t O-0 N m O COa)-o O � -E rn O C °Q,a°'iE € U.0 h O O X oOUOO CL a_ LU _ N O Z G 133b1S NOStl ar Z LU �.. W 1 � I W I I OC I I I I I Ln I LU f � Z ' i I I I I I I I I OA 1 � I h O N L4) N -I_- C14 N 10 10 M 0 Z U N .O C F'D N U 0 iI Q CL OC W 3 W N J Q H CL W U Z CR N N Lu W Q oc Uo WATERMARK SPECIFIC PLAN AMD. NO. 1 2.5 GRADING& DRAINAGE Site topography slopes gently to the southwest from a high elevation of 32.0 at the northeast property corner to a low elevation of 25.9 at the southwest property corner. Because grading and drainage are closely interrelated, they are addressed jointly in this section. Grading - The grading concept is intended to keep the project at similar grades to the existing graded condominium site but modified to accommodate single family residential homes and rerouted streets. Figure 2.9, Conceptual Grading Plan, shows the site contours after grading. Proposed grading will result in the creation of building pads for individual residential homes and streets. The proposed grading will result in ground elevations, which are similar to existing grades. These grades are subject to final engineering and actual field conditions that may result in adjustments to pad and street grades subject to plan check approval by the City. Grading is also designed to achieve positive surface flows (also see Figure 2.11) and protect all structures and physical improvements from the 100 -year storm, surface runoff, soil erosion and sedimentation both during and after construction. In addition, the grading design balances on-site earthwork (cut and fill) taking into account excavation generated by site grading and grades needed to achieve minimum cover for underground gravity sewer. Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System (NPDES) to control sediment discharge during construction. Drainage — The project is completely surrounded by an existing perimeter wall that eliminates offsite storm flows from entering or leaving the site. As shown in Figure 2.10, Conceptual Drainage Plan, "developed condition" surface drainage is conveyed by the local street system from residential lots to a system of catch basins and underground storm drains. These intercept the surface water and convey it below ground for discharge to an existing retention basin in the southwest corner of the site. The retention basin was engineered for the prior project but has suitable location and capacity for the new project as well. Page 25 �- Z 10 N 4] l`•, { C) � c N N N C O N Q J N w W C 7 O O m O p} p} O N ,y C_ c i N � � L p p E ,c E E E> 'p .X O o ,c 3> a o ff nn C N O w 0— > c- o N O Z a_ ao a h a c °Qz � ai `o Q �< <Q - O.o� a�,�E Q CL d W CL TUU EU r - CO O Q cc ihaU C:p UU7Q J ^ N W Q Z J33SIS NOS83inr W U F711,�� Z 0 0. D \ .� O U M W V) WW a N o M W w d a d IL d d d +, �r a r � wo a W M O O N O O � pp P Oz N N M o N O IL H I wN W 1 y^ ac M d a w d W W a W d N O OMW d N p4 O O p 1W� �M MW NNON 0 d d d d d R W r dN O N r d r O N W �g N WN d� 1Z M p P OZ --w O �] w dW w IL N w N W a N W r d� M O wr a I.y d o w< Ffr dN d VO aP N O W O Tr C N M C7W C C wW a r Cl) R $ mO o; M N N U O wN wO w w SLe dp N r �M filly WN vI OM Cl) M M oo N1 d p; N W J Z � WN d M M MC4 W W W a- C%l W d W C % Q Q M I IL� d a0 N O Wd a dM Z O -7— p V R� N Q W N d N p M M M N N U'4t dN O C t/1 m Z U OaC4 o g ! N 10 d M a W I* ari N cn M W p th W N c6 N Cd N N Z UO H- w _ dl wv dl. I Z U c Y a O N ~ $I C 0 O 6A\ O� M N O^ N L'i N N N N � O O W Q IL w iiia a a N a N W a N W d j u� y 0 0 Z a Z CL U U W CL 4.03 Y OC Q W H Q 133819 N0983Ji3r I V PM I + +�f V IW �F y I f - 1 7—T y J I oX 0� I ... •�� s Il�rl �C: r U N c .� 0m E 3 0 0 0 U U- 0 0 0 5 a � � o El f J p 0 0-0 � c Z) o'a o°o �, o U a_ w C � M W J WATERMARK SPECIFIC PLAN AMD. NO. 1 Specific Plan is designed for construction in ten (10) phases including model setup, eight production phases and model build out over approximately two years subject to market conditions. Construction is estimated to begin in 2015 and be completed in 2017. Figure 2.11, Conceptual Phasing Plan reflects the anticipated final map recordation and construction sequence. Phased development will be accompanied by the orderly extension of roadways, public utilities, and infrastructure consistent with the approved conditions of approval. Page 28 133b1S NOSN3433f z a IL 0 z N Q CL J H IL W U z N LU N () W Q IL Uo C: O O 1 O E O N U O O c O Q N O O U ED- Q O = C U U C •� L N .O E W Z a C , O 7 o Q D m v) � � o > C CL CL 00 > > 0- a_ 00 > a a -C -r- 0 z a IL 0 z N Q CL J H IL W U z N LU N () W Q IL Uo WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER 3: DEVELOPMENT REGULATIONS ve'lt. OVERVIEW ., tanning Areas represent logical subareas of development with common characteristics and defining boundary features. The site is relatively small with little topographic variation and few physical constraints. Consequently, the Specific Plan proposes only two Planning Areas based on type of use and defined, for the most part, by roadways and open space areas. Planning areas for this project are depicted in Figure 3.1, Planning Area Diagram. This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, an area description and a table of allowable uses and relevant development standards. i3.2 PLANNING AREA 1 T. Statement of Intent — Planning Area 1 (PA -1) is intended to allow the construction of single family detached residential homes with affiliated circulation, open space, and infrastructure systems. Area Description - PA -1 provides for the development of 18.8 acres of land with up to 82 dwelling units on lots with a minimum size of 6,000 s.f. Figure 3.2, Planning Area 1, depicts key development features this area while Figure 3.3, PA -1 Typical SFR Lot, illustrates the minimum allowable yard setbacks and lot dimensions for a typical residential lot. Development Standards —Development standards for PA -1 are shown in Tables 3.1 PA -1 Development Standards. Page 30 O Z 5� Z J CL U W CL Vf he OC a Ing W H a o a ri N N �'CL a V Q� p W oc �a Z Z Z a J IL Acr h H N10 z 10 CV) E Z UO U z U V N Zc J � C C z O o O N VE a D N 0 WATERMARK SPECIFIC PLAN AMD. NO. 1 TABLE 3.1 PA -1 DEVELOPMENT STANDARDS Allowable Uses Single Family Dwellings Detached Casitas Covered Patios, Decks, Gazebos Fences, Walls Garages, Carports Swimming Pools, Spas, Cabanas Recreational Facilities including dog parks Satellite Dishes, Antennas Lot Size Min. Lot Size Min. Lot Width' Min. lot Depth Building Setbacks Min. Front Yard to Building Min. Front Yard to Street -facing Garage Min. Front Yard to Side -loaded Garage Min. Interior Side Yard Min. Corner Side Yard Min. Rear Yard Other Max. Structure Heigh t2 Max. Lot Coverage Min. livable area 3 Encroachments (fireplaces, media centers) ° Encroachments (AC units) Encroachments (balconies, porches, decks) 5 Off Street Parking Spaces per DU Watermark SP RL Zone Comparison Reason for Variation Permit Permitted Access Accessory Access Accessory Permit Permitted Access Accessory Access Accessory Permit Permitted ted Access Accessory 6,000 7,200 s.f. Market demand 55' 60' Design flexibility 95' None 10' 20' Facilitates larger home and usable rear yards 20' 25'/20' with roll -up door 10' None 5' 5' 10' 10' 10' 20'/25' on image corridor Accompanies 20' wide landscape parkway lot 22' 28'/22' on image corridor 60% 50% Design flexibility 1,400 1,400 s.f. 2' 2' 3' None 2' 4' 2 garage 2 garage 2 driveway 0.5 guest Architectural Enhancement 6 Northern and western boundary homes Notes: 1. For rectangular lots. Pie shaped or irregular lots may deviate. 2. All homes on the western and northern boundary of the project and the two residential lots adjoining the primary entry shall be limited to single story models. 3. Excluding garage 4. But no closer than 3.5' from property line 5. Front or rear yards only 6_ Homes abuttingthe northern and western boundg_ry._£holl provir/c arria+te rural enhonreSt_______ Page 32 r- d Z Q Z J CL U U W CL (4 GC 6 W Q N 6 C > g O- U a) c CII O O �U O 6 \ O U J33HIS NOSSNAr i�mum 3, .m C) ¢O C.= cO Q Ec 3.N E m O o Cl - UO 00 C1 0 z U Z 0) Zc J s N 0 ZO 0 O I N S WATERMARK SPECIFIC PLAN AMD. NO. 1Beazer 60' Min. Lot Width" I �— — — l I BuiicSing I - -------1 I IW I I I I Driveway I I I Building I � PRIVATE STREET I I I l a (OR ALLEY) Side Loaded Garage Detail I I I Gara©_ I I I 9 21 -_ PRIVATE STREET (OR ALLEY) Legend: — -- — — — — Property Line -- – – – - — Right of Way — — — — — — — Building Setbacks Street Center Line Note: For rectangular lots. Pie shaped or irregular lots may deviate. Source: MSA Consulting, Inc. Exhibit Date: March 25, 2014 PLANNING AREA 1 - TYPICAL RESIDENTIAL LOT AD 0' ^ 2 MSA CONSULTING, INC. I FIGURE 3.3 www.msaconsultinginc.com SCALE: 1"= 20' PAGE 34 WATERMARK SPECIFIC PLAN AMD. NO. 1 3.3 PLANNING AREA 2 Statement of Intent — Planning Area 2 (PA -2) is intended to allow a private Neighborhood Community Center to provide recreational amenities for community residents and guests. Area Description - PA -2 provides for the development of 0.8 acres of land with a community center and pool. Figure 3.4, Planning Area 2 —Community Center, depicts key development features of PA -2. Club House: The club house will include a multi-purpose room, restrooms, showers and a pool equipment/ storage closet. Pool and Spa: The pool and spa area shall consist of a pool sized for the community as well as a heated spa. Other amenities include a gathering area with fire place and barbecue's, shade cabanas and an open hardscape area for lounge chairs, and tables. Open Turf Play: There shall be an area dedicated to open play and shall consist of turf and /or play equipment for children. Benches and picnic tables will be provided. Access: The recreation area is easily accessible by its residents using private streets within the community. For the residents that prefer to drive, there will be a few parking stalls, including an ADA stall provide near the entry of the facility. Development Standards — Development standards for PA -2 are shown in Tables 3.2, PA -2 Development Standards. TABLE 3.2 PA -2 DEVELOPMENT STANDARDS Allowable Uses Community Facilities Permitted Fences, Walls Permitted Recreational Uses Permitted Restrooms/Changing Rooms Permitted Swimming Pools, Spas, Cabanas Permitted Parking Permitted Lot Size Min. Lot Area None Min. Lot Width None Min. lot Depth None Building Setbacks Min. Front Yard 10' Min. Side Yard 10' Min. Rear Yard 10' Other Max. Structure Height 28' Page 35 WATERMARK SPECIFIC PLAN AMD. NO. 1 PA 1 7 - IT— Key Map Planning Area 1 OXON 0000 avow 0000 ww� OPEN _ P1crl .. Tables Source: Tentative Tract No. 36762 ID MSA CONSULTING, INC. r www.msaconsultinginc.com N.T.S. Legend: s � Planning Area Boundary 4> Pedestrian Connections Note: Community Center layout is conceptual only Be`r f'I fl PRU Exhibit Date: March 25, 2015 PLANNING AREA 2 - COMMUNITY CENTER FIGURE 3.4 PAGE 36 WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER 4: DESIGN GUIDELINES *,Va. 4.1 OVERVIEW The guidelines contained in this chapter identify unifying elements for design of buildings and landscaping within the Watermark community. Exhibits provided are intended as conceptual illustrations and do not depict final designs, nor should they limit the range of expression among individual builders or their professional design teams. These guidelines will be reflected and refined in subsequent implementing subdivision maps and site development permits. 4.2 ARCHITECTURAL GUIDELINES The overall architectural character themes will include Hacienda, Spanish and La Quinta architectural styles compatible with the local desert environment. Homes abutting the northern and western boundary shall have enhanced architectural elements . HACIENDA STYLE Low-pitched roofs must be 'S' the or barrel tile, with an eave overhang of 18 inches, play a defining role for this architecture. Typically with one or more prominent arches placed above doors, principal windows or beneath porched roofs, the Hacienda style architecture is derived from a variety of Spanish - inspired forms developed over centuries of history and integrated into a single, identifiable style. Details borrowed from the rich and diverse Spanish history provide additional definition and interest. Wall surfaces are always stucco and the forms are often asymmetrical. Roof • Shallow pitched roofs • Simple hip, gable and shed forms • Dark full 'S' style roof tiles • Simple rafter tails • 18" overhang Windows • Deep set windows • Arched, segmental or half round window heads Design Features • Sand finished stucco Precast style foam trim around windows and entryways • Iron accents • Stylized shutters in toned accents color Color ■ Earth tones • Beige Page 37 WATERMARK SPECIFIC PLAN AMD. NO. 1 Dark brown accents Vibrant accents SPANISH REVIVAL STYLE The Spanish Revival style is marked by the prominent use of smooth plaster (stucco) wall, low-pitched clay the gable or shed roofs, and terracotta or cast concrete ornaments. Spanish Revival is often a more lively and colorful style with accented entryways, usually arched, with small porches or balconies and eave overhangs defined by shaped rafter tails. Roof • Shallow pitched roofs • Simple hip, gable and shed forms 'S' or barrel style roof tiles • Shaped rafter tails 18" overhang Windows Deep set windows Simple window proportions and patterns Design Features • Architectural chimney element Dark wood style foam lintel details at porches and over doors or windows Shaded corbels Trellis roof features over window ■ Arched entry Color Neutral tones Beige Dark brown accents Vibrant accents LA QUINTA STYLE La Quinta style architecture is inspired from the combination of detail from several eras of Spanish inspired architecture. The style is typically defined by its low-pitched roofs must be clay tile roofs, usually with little or no eave overhang, developed into simple roof forms. Typically a tower like element is developed to accentuate a prominent arches placed above the entry. Lower plate -line forms flanking higher plate -line forms enrich form and massing while maintaining the relaxed character that further enhances the architectural style. Roof • Shallow pitched roofs • Simple hip, gable and shed forms Dark full 'S' style roof tiles • Built up eaves - - Page 38 WATERMARK SPECIFIC PLAN AMD. NO. 1 • 12" overhang Windows • Deep set windows ■ Flared window sill details Design Features Color • Sand finished stucco • Precast style foam trim around windows and entryways • Stylized shutters in accents color • White Warm Earth tones • Vibrant accents Landscaping for the project will utilize desert plant materials and comply with the water conservation requirements of the Coachella Valley Water District. The landscape design of the project shall consist of a combination of water efficient, drought -tolerant plant material to reduce water demand. The overall conceptual landscape design for the project is shown on Figure 4.1, Overall Landscape Plan and design approaches to various key landscape elements are discussed following. MONUMENTS Project Entry • The project entry will utilize the existing gates and guard house modified as shown. The project will be identified with the use of enhanced paving, signage, accent pots, Date Palm clusters (shown at maturity) and water features flanking both sides of the entry drive. The date palms are presented as a design element reflecting the legacy of this site as a date farm. The existing water features on site, will be modified to reflect the current project theme as will the building and gates. Page 39 133NIS NOSif3333f n 0 CV Ili N' L o. ly, �0 LU O ` LU ""J= O C Z 7 O L WATERMARK SPECIFIC PLAN AMD. NO. 1 Corner Monument ■ The corner of 52nd and Jefferson will be used to help identify the community. Date Palm clusters (shown at maturity) and architectural accents along the perimeter wall shall be used to link this corner and the project entry drive, again emphasizing the heritage of this site as a date palm farm. STREETSCAPES Perimeter Public Streetscape —Jefferson Street & Avenue 52 ■ A meandering parkway shall be provided along both perimeter streets for the entire length of the project and be planted with low growing colorful plant material similar to neighboring communities. ■ A 12 -feet wide meandering sidewalk will be provided on each perimeter street. Street trees will be planted in a random placement behind the sidewalk with a maximum spacing of 40' o.c. The use of a variety of tree species found along neighboring streetscape is encouraged. ■ Trees shall be spaced at irregular intervals, no more than 40 -feet on -center between the sidewalk and the perimeter wall. These trees shall be a minimum of 15 gallon in size. ° Street trees are classified as large canopy shade trees ° Landscape planting along the streetscape shall consist of drought tolerant plant material and shall reflect the design of the existing streetscapes of nearby neighborhoods along 52nd and Jefferson. - --- Page 41 WATERMARK SPECIFIC PLAN AMD. NO. 1 Local Private Streetscape ■ All corner lot side yards shall consist of a 3 -foot minimum landscape buffer between the back of curb and the block privacy wall. A minimum of one (1) street tree shall be provided per lot frontage and a minimum of two (2) trees per side yard streetscape. All street trees shall be a minimum of 15 gallon in size. Interior tract street trees will be a consistent species per street. ■ The landscape parkway and buffer will consist of flowering and mounding evergreen shrubs. WALL AND FENCE ■ The project shall utilize portions of the existing perimeter wall, so long as the existing location reflects the new site design. • Perimeter walls, existing and new shall be a 6 -foot high CMU slump stone wall with white sack finish. ■ Pilasters shall be 6'6" high CMU slump stone with white sack finish and be located at 100 -feet on -center max along Perimeter wall. • Non-public viewed interior lot side yard walls shall be 5'6" in height and may be designed with precision block. • Rear yards facing the detention basin open space areas may be designed using 6' slump wall. • A 3' Rail Fence of Vinyl material following the retention walking path Page 42 WATERMARK SPECIFIC PLAN AMD. NO. 1 OI 5'-6' HIGH CMU SLUMP STONE WALL AND CAP WRH WHITE MORTAR WASH O 6' HIGH CMU SLUMP STONE PILASTER WITH WHITE MORTAR WASH Perimeter Wall Ql 6X8X16 PRECISION BLOCK O2 PRECAST CONCREFE WALL CAP y O3 FINISH GRADE 1 3 OI VINYL POST Q VINYL RAILING Q FINISH GRADE Residential Wall 8' O.C. MAX - -- f Rail Fence Page 43 r WATERMARK SPECIFIC PLAN AMD. NO. 1 Table 4.1 Plant Material Palette Rosa "Flower Carpet Red" PTrPf, ,�1 MEOW AW I Upright Rosemary Acacia Smallii Sweet Acacia Brachychiton Populneus Bottle Tree Cercidium Floridum Blue Palo Verde Olea Europea "Wilsonii" Fruitless Olive Phoenix Dactylifera Date Palm Prosopis Chilensis Thornless Chilean Mesquite Rhus Lancea African Sumac Schinus Molle California Pepper Washingtonia Filifera California Fan Palm Agave Americana "Medio-Picta" Variegated Century Plant Agave Weberi Smooth -Edged Agave Aloe "Blue Elf" Blue Elf Aloe Buddleia Marrubifolia Desert Butterfly Bush Bougainvillea "Torch Glow" Torch Glow Bougainvillea Caesalpinia Pulcherrima Red Bird Of Paradise Callistemon'Little John' Dwarf Callistemon Calliandra Californica Baja Fairy Duster Cordia Boissieri Texas Olive Cordia Parvifolia Little Leaf Cordia Dalea F. "Sierra Negra" Dalea Dasylirion Wheeleri Desert Spoon Euonymus "Silver King" Euonymus Fouquieria Splendens Ocotillo Hesperaloe Parviflora Red Yucca Leucophyllum "Green Cloud" Texas Ranger Leucophyllum Laevigatum Chihuahuan Sage Lantana C. "Radiation" Lantana Lantana Montevidensis Trailing Lantana Lantana "Spreading Sunset" Trailing Lantana Maytenus Phyllanthoides Mangle Dulce Muhlenbergia "Regal Mist" Pink Muhly Rosa "Iceberg" White Shrub Rose Rosa "Flower Carpet Red" Red Shrub Rose Rosmarinus "Tuscan Blue" Upright Rosemary Ruellia Peninsularis Desert Ruellia Zauschneria Californica California Fuschio Bougainvillea 'La Jolla' Bougainvillea Macfadyena Unguis -Ceti Cat's Claw Vine Page 44 WATERMARK SPECIFIC PLAN AMD. NO. 1 Aloe Baneseii Dracaena Draco Cordyline Baueri Bermuda Hybrid Bougainvillea 'Rosenka' Hemerocallis "Tiny Temptress" Lantana Montevidensis Lantana "Spreading Sunset" Achillea Millefolium Collinsia Heerophylla Eschscholzia Californica Gaillardia Pulchella Gazania Splendens Lasthenia Californica Lobularia Maritima 'Carpet Snow' Lobularia Maritima 'Royal Carpet' Lotus Corniculatus Trifolium Fragiferum'0 Connors' Verbena Tenuisecta Page 45 Bonesei Aloe Dragon Tree Baueres Dracaena Tifsport Bermuda Bougainvillea Evergreen Daylily Spreading Lantana Spreading Lantana Yarrow Purple Chinese Houses California Poppy Indian Blanket Treasure Flower California Goldfields Carpet Of Snow Sweet Alyssum Birdfoot Deervetch Strawberry Clover Edith Verbenon WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER 5: PLAN ADMINISTRATION OVERVIEW5.1 his chapter describes the procedures for administration and implementation of the Specific Plan. IMPLEMENTATION5.2 The Specific Plan establishes the general intent and comprehensive framework for development of the community. However, prior to construction, various implementing approvals with greater design detail are required, as noted below. Tentative Tract Map - Subdivision of the project into residential lots shall require public hearing approval of a Tentative Tract Map (TTM) by the La Quinta Planning Commission and City Council. The TTM will show the detailed design and improvement information. Upon filing a Tentative Tract Map application with the La Quinta Planning Department, City staff will review the design for consistency with this Specific Plan, other relevant City Zoning regulations, and compliance with acceptable engineering design criteria. Final Tract Map - Following TTM approval, the applicant must record a Final Tract Map to create legal residential lots for sale. Prior to recordation, the applicant must provide final improvement plans for streets, utilities, grading, and landscaping and satisfy relevant conditions of approval. The final map reflects the requirements, standards, design and intent of the approved TTM, as determined by the City Community Development Director. Site Development Permit — Construction of new residential homes and residential amenities require submittal of a site development permit application, including building floor plans, building elevations and landscaping for design review by the Architectural and Landscape Review Board (ALRB) and approval hearings before the Planning Commission and City Council. ,,,5.3 AMENDMENT Administrative Changes - Minor modifications that are consistent with the purpose and intent of the current, Watermark Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Community Development Director or designee. After approval, any such administrative change shall be Page 46 WATERMARK SPECIFIC PLAN AMD. NO. 1 attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Representative examples of such changes may include, but are not limited to: • The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information. IN Changes to the size and configuration of residential lots provided that the maximum number of allowable units is not exceeded. • Adjustment of Planning Area boundaries identified in this Specific Plan, • Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc. Modification of architectural or landscape design criteria or details. Deletion of the golf cart garages in the event that a cart connection with The Citrus is not achieved. • Modification to existing Guard House and Lettering on entry Water Feature Formal Amendments - If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code (Zoning Code). INTERPRETATION Uses Not Listed - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. Application of Standards - Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. The enforcement of the provisions of this Specific Plan shall be by the following: • The City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. Page 47 WATERMARK SPECIFIC PLAN AMD. NO. 1 • Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. to The City of La Quinta shall administer the provisions of the Watermark Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. • The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. • All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. Page 48 WATERMARK SPECIFIC PLAN AMD. NO. 1 CHAPTER 6: GENERAL PLAN CONSISTENCY 6.1 OVERVIEW alifornia Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. Consistent with this, the City of La Quinta requires that each Specific Plan include a discussion of the relationship of the Specific Plan to the goals and policies of the various General Plan elements. This chapter provides such a consistency analysis as it relates to the Watermark Specific Plan. The latest City of La Quinta General Plan update was adopted on December 18th, 2012. It is organized around four broad themes: Community Development, Natural Resources, Environmental Hazards, Public Infrastructure and Services, within which are nineteen (19) General Plan Elements as follows. r6h) Ln W U 7 O V1 W J Q D H Q Z FA W U W M CZ W D U 7 H Q Z Each element of the General Plan contains a summary of key issues, which direct and guide that element's goals, policies, and programs. Consequently, the General Plan goals provide a basis and structure for Specific Plan consistency analysis. To this end, the following sections list the goals in each General Plan Element along with a statement of how the Watermark Specific Plan implements each. y Page 49 WATERMARK SPECIFIC PLAN AMD. NO. 1 6.2 CONSISTENCY ANALYSIS Land Use Element - The Land Use Element, as required by state law, is intended to function as a guide for long range development in the City. The Land Use Element governs how land is to be utilized; therefore, many of the issues and policies contained in other General Plan elements are linked in some degree to this element. The Land Use Element designates the general distribution, location, and extent of land uses, such as housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi-public uses. These designations are reflected on the General Plan Land Use Map, which categorize individual parcels of land. A discussion of the key Land Use Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal LU -1 Land use compatibility throughout the City Goal LU -2 ANALYSIS As a low density residential community, the project is compatible with surrounding low density residential uses. Approval of the General Plan Amendment will render the project consistent with the General Plan Land Use map. Therefore, the Watermark Specific Plan is consistent with and implements this General Plan policy. High quality design that complements and Residential home architecture and landscaping will be subject to enhances the City. review by the City's ALRB to ensure quality design. Goal LU -3 Safe and identifiable neighborhoods that provide a sense of place. Goal LU -4 Maintenance and protection of existing neighborhoods. Goal LU -5 A broad range of housing types and choices for all residents of the City. Goal LU -6 A balanced and varied economic base which provides a broad range of goods and services to the City's residents and the region. The project is a self-contained single family residential enclave with a unique identity and sense of place afforded by its architectural and landscape design features. The project proposal is compatible with surrounding residential communities such as the Citrus Club Golf Course and Mountain View Country Club. The project proposes a gated, single family residential community to provide market -rate housing to one segment of the City's population. Therefore the project contributes to the City's goal of providing a broad range of housing types and choices. The project does not propose a commercial or office use offering goods and services. Therefore, this goal is not applicable to the project. Page 50 WATERMARK SPECIFIC PLAN AMD. NO. 1 Goal LU -7 The project is not located in either of these areas. Therefore this Innovative land uses in the village and on goal is not applicable to the project. Highway 111. Circulation Element — The Circulation Element, as required by state law, is intended to ensure a transportation system with the ability to accommodate a complete range of transportation needs within the City. The Circulation Element incorporates regional plans and thoughtful land planning to assure cost-effective and logical infrastructure able to adequately address transportation needs of the city while retaining quality of life. A discussion of the key Circulation Element policies that apply to the Watermark Specific Plan is provided below: Z�I>�I�17 Goal CIR-1 A network that can satisfactorily move users using facilities that meet demands of and projected needs of the City. Goal CIR-2 A circulation system that promotes and enhances transit, vehicle, bicycle, and pedestrian networks. ANALYSIS The project proposes a private internal circulation system to provide safe and efficient passage for pedestrians, electric vehicles, and motorists throughout the site. The system will be built to City standards. The project proposes a private circulation system with low -speed, low-volume internal streets that will safely accommodate both vehicles and pedestrians. Pedestrian and cart paths will be included through the center of the project. Sustainable Community Element - The Sustainable Community Element is intended to assist the City in developing a more united community through the conservation of resources, enhancement of the built environment, promoting alternative transportation, and improving community health. A discussion of the key Sustainable Community Element policies that apply to the Watermark Specific Plan is provided below: SUSTAINABLE COMMUNITY COMPATIBILITY ANALYSIS Goal SC -1 A community that provides the best possible quality of life for all its residents. ANALYSIS F -4 The project will contribute to the City's sustainability and quality of life goals. For water conservation, it proposes to landscape with drought tolerant plant materials. To facilitate alternative transportation modes, the project includes pedestrian access to the public street system, enabling residents to walk, bike or use electric vehicles to access public sidewalks through the main entry gate. The project will also comply with all applicable green building requirements. Page 51 WATERMARK SPECIFIC PLAN AMD. NO. 1 Economic Development Element - The Economic Development Element is intended to institute the foundation for the development of a thriving economic environment in the City. The Economic Development Element intends to ensure that constituents and the City can mutually benefit from the activities of one another. Goals and policies included within the Element aim to broadly guide economic growth within the City. A discussion of the key Economic Development Element policies that apply to the Watermark Specific Plan is provided below: ECONOMIC DEVELOPMENT COMPATIBILITY ANALYSIS Goal ED -1 The project supports balanced land use in the City by complying A balanced and varied economic base which with the General Plan Land Use as amended. The residential use provides fiscal stability to the City, and a will contribute incrementally to demand for commercial goods broad range of goods and services to its and services in the region, thus enhancing the local economy. residents and the region. Goal ED -2 The project does not propose any specific tourist or resort The continued growth of the tourism and amenities. Therefore, this goal is not applicable to the project. resort industries in the City. Parks, Recreation and Trails Element - The Parks, Recreation and Trails Element is intended to provide inventory of existing parks and recreational facilities, identify present and future need for recreational opportunities, and develops the goals, policies, and programs to permit the City to maintain the ability to offer adequate recreational amenities and services to its residents. A discussion of the key Parks, Recreation, and Trails Element policies that apply to the Watermark Specific Plan is provided below: POLICY ANALYSIS Goal PR -1 The project proposes a community center, pool, recreation area, A comprehensive system of parks, and pedestrian and cart paths, and possible access to the neighboring recreation facilities, and services that meet Citrus Club Golf Course. Together these offer a variety of private the active and passive needs of all residents recreational opportunities for residents of the community and and visitors. their guests. Housing Element - The Housing Element, as required by state law, is intended to institute the regulatory background for the development of new housing units potentially obtainable by a range of income levels. The Housing Element includes a housing vision statement, a community profile, a housing profile, a housing needs assessment, and a housing constraints and resources analysis. A discussion of the key Housing Element policies that apply to the Watermark Specific Plan is provided below: Page 52 WATERMARK SPECIFIC PLAN AMD. NO. 1 POLICY ANALYSIS M Goal H-1 Provide housing opportunities that meet The project will construct 82 residential homes, thus contributing the diverse needs of the City's existing and to the City's market rate housing stock. projected population. Goal H-2.1 This site is not identified as a vacant or underutilized property on Assist in the creation and provision of Exhibit II -14 of the General Plan. Due to its location, this goal is resources to support housing for lower and not applicable to the project. moderate income households. Goal H-3 Create a regulatory system that does not This project does not establish a regulatory program that would unduly constrain the maintenance, constrain affordable housing. Therefore, this goal is not applicable improvement, and development of housing to the project. affordable to all La Quinta residents. Goal H-4 The project will complement the surrounding residential Conserve and improve the quality of communities. Development of the property into single-family existing La Quinta neighborhoods and residences will add value to surrounding neighborhoods and individual properties. individual properties. Goal H-5.1 Provide equal housing opportunities for all persons. Goal H-6.1 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. The project does not establish housing policy for the City, but does contribute to this goal by providing quality housing for one segment of the population. The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City regulations and building codes for water conservation, energy efficiency, and building standards. Air Quality Element - The Air Quality Element is intended to define the sources of regional air pollution and presents policies and programs that will aid the City in improve air quality. Goals, policies, and programs identified in the element are intended to prevent, reduce, or limit impacts to air quality expected at general plan build out. A discussion of the key Air Quality Element policies that apply to the Watermark Specific Plan is provided below: Page 53 WATERMARK SPECIFIC PLAN AMD. NO. 1 AIR QUALITY COMPATIBILITY POLICY ANALYSIS Goal AQ -1 The project proposes a private circulation system that will A reduction in all air emissions generated accommodate pedestrian use to reduce vehicle emissions. Air within the City. quality impacts associated with the project will be prepared as part of the CEQA review and the project will implement any necessary mitigation measures, including a Fugitive Dust Control Plans to address air quality issues during construction. Energy and Mineral Resources Element - The Energy and Mineral Resources Element is intended to address the City's relationship between long-term growth and its natural resources. The resources addressed within this element include electric, natural gas, and propane gas services as well as sand and gravel deposits used in construction. A discussion of the key Energy and Mineral Resources Element policies that apply to the Watermark Specific Plan is provided below: POLICY ANALYSIS Goal EM -1 The project will incorporate energy efficient appliances in residences and low intensity lighting on private streets. The sustainable use and management of Furthermore, it is expected that some residences would elect to energy and mineral resources. install private rooftop solar systems. Goal EM -2 The project is not located in an area with significant mineral deposits and does not include any mining activities. Therefore, The conservation and thoughtful because of its location, this goal is not applicable to the project. management of local mineral deposits to assure the long ---term viability of limited resources. Biological Resources Element - The Biological Resources Element identifies the biological resources unique to the City. Resources identified include the City's natural habitats and native species. The element introduces goals, policies, and programs to assist the City in the preservation of biological resources that may exist in the City. The element also intends to direct the City in compliance with local, state, and federal regulations such as the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and Migratory Bird Treaty Act. A discussion of the key Biological Resources Element policies that apply to the Watermark Specific Plan is provided below: Page 54 WATERMARK SPECIFIC PLAN AMD. NO. 1 BIOLOGICAL RESOURCES COMPATIBILITY ANALYSIS POLICY ANALYSIS Goal B10-1 The site was entirely disturbed by previous grading activities The protection and preservation of native associated with the original Watermark Villas Specific Plan. There and environmentally significant biological are no remaining native or environmentally significant biological resources and their habitats. resources on the property that require protection. Cultural Resources Element - The Cultural Resources Element is intended to describe the City's history and provide goals, policies, and programs intended to assure that cultural resources which have been, and may be identified in the future, are adequately preserved. A discussion of the key Cultural Resources Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal CUL -1 CULTURAL RESOURCES C43MP 811 A WRYSIS The protection of significant archeological, historic, and paleontological resources which occur in the City. ANALYSIS The site is not vacant and has been entirely disturbed by prior grading associated with the original Watermark Villas Specific Plan. Because the project includes a Specific Plan, Native American Consultation protocols will be followed. The project will comply with any archaeological, historic or paleontological mitigation identified during the CEQA review. Water Resources Element - The Water Resources Element is intended to set forth goals, policies, and programs relating to water supply management. The element takes into account that the City receives domestic water service from the Coachella Valley Water District and serves CVWD's goals of managing and conserving water as a resource. A discussion of the key Water Resources Element policies that apply to the Watermark Specific Plan is provided below: WATER RESOURCES COMPATIBILITY ANALYS.15 POLICY ANALYSIS Goal WR -1 The project will incorporate features and fixtures for water The efficient use and conservation of the conservation in both landscape irrigation and domestic use. The City's water resources. project's stormwater retention basin will also allow infiltration of runoff. Open Space and Conservation Element - The Open Space and Conservation Element, as required by state law, is intended to develop policies and programs in order to effectively protect, conserve and manage open space. Open space resources include scenic mountain vistas and wilderness areas. The Page 55 WATERMARK SPECIFIC PLAN AMD. NO. 1 open space and conservation element will aid the City in assuring the long-term viability of open space and will prevent premature or improper conversion of open space to more intense land uses. A discussion of the key Multipurpose Open Space Element policies that apply to the Watermark Specific Plan is provided below: POLICY ANALYSIS Goal OS -1 The project includes assorted open space amenities. It will Preservation, conservation, and provide a centrally located community recreation center, with management of the City's open space lands pool, accessible by a landscaped pedestrian paseo. In addition, an and scenic resources for enhanced open turfed area that serves as a retention basin in the southwest recreational, environmental, and economic corner will provide passive open space. The project incorporates purposes. connections to the public sidewalk and trail system for convenient walking, jogging and biking activities. Goal OS -2 The property contains no geologic hazard zones or significant Good stewardship of natural open space biological resources suitable for preservation as active or passive and preservation of open space areas. open space. However, the development does incorporate a significant open space amenity by providing a recreation center and open turf area for residents and visitors to enjoy. Goal OS -3 The project is not located in an area designated as open space nor Preservation of scenic resources as vital is it elevated or visually prominent. The project does not propose contributions to the City's economic health excessively high residential structures out of character with the and overall quality of life. surrounding community that would excessively block mountain views. Noise Element - The Noise Element, as required by state law, is intended to identify areas where noise levels are expected to approach unacceptable levels. The element provides policies and programs to ensure noise is maintained at appropriate levels. A discussion of the key Noise Element policies that apply to the Watermark Specific Plan is provided below: NOISE COMPATIBILITY ANALYSIS POLICY Goal N-1 A healthful noise environment which complements the City's residential and resort character. ANALYSIS The project would establish a residential use in an existing residential area. Therefore, noise generated by the project will be in keeping with the area. Noise levels on Avenue 52 are not excessive and the project is buffered by a 6 -foot high perimeter wall. The project will comply with any noise mitigations identified during the project CEQA review. Page 56 WATERMARK SPECIFIC PLAN AMD. NO. 1 Soils and Geology Element - The Soils and Geology Element is intended to assess the physical characteristics of the City and the community's overall safety. A discussion of the key Soils and Geology Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal GEO-1 Protection of the residents' health and safety, and of their property, from geologic and seismic hazards. ANALYSIS The project is not subject to any on-site geologic or seismic hazards Therefore, construction of new residential uses does threaten the health and safety of project residents. Flooding and Hydrology Element - The Flooding and Hydrology Element is intended to define potential drainage and flooding risks in the planning area, as well as future potential for flooding. A discussion of the key Flooding and Hydrology Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal FH -1 Protection of the health, safety, and welfare of the community from flooding and hydrological hazards. . ;� _,= . _ ANALYSIS The Project is not located in a floodplain and is currently surrounded by a perimeter wall which prevents offsite storm flows from entering the site. In addition, the existing retention basin from the prior development will be retained in the southwest corner, where natural drainage flow occurs due to the gently sloping topography. The project design will comply with all mandatory drainage and storm water management regulations. Hazardous Materials Element - The Hazardous Materials Element is intended to address the hazards associated with the storage use, and transport of hazardous materials within the City. Hazardous materials are closely related to public safety. A discussion of the key Hazardous Materials Element policies that apply to the Watermark Specific Plan is provided below: POLICY MW ANALYSIS Goal HAZ-1 The development is not expected to generate any hazardous Protection of residents from the potential waste beyond those commonly found in small amounts within impacts of hazardous and toxic materials. residential homes. The routine transport, use or disposal of hazardous or toxic materials is not anticipated. Household hazardous waste will be disposed of properly through the City and County's Hazardous Waste Management Plan (HWMP). — a Page 57 WATERMARK SPECIFIC PLAN AMD. NO. 1 Emergency Services Element - The Emergency Services Element is intended to address multiple components of the City's public safety services, including police and fire service, emergency medical response, and emergency preparedness. The element establishes goals, policies, and programs to aid the City in meeting its responsibilities in an emergency. A discussion of the key Emergency Services Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal ES -1 EMERGENCY SERVICE COMPATIBILITY ANALYSIS J An effective and comprehensive response to all emergency service needs. rte_ VPJP The project design provides adequate access and circulation for emergency service vehicles from Avenue 52. The development is in close proximity to urban fire and police services. Additionally, the design will comply with all City design standards and building codes and will undergo standard review by the Police and Fire Departments during entitlement approvals. Water, Sewer and Utilities Element - The Water, Sewer and Other Utilities Element is intended to establish goals, policies, and programs intended to ensure that these public services will continue to be provided to the City as it develops. Absence of these services to the City would render continued growth and subsequent build out of the General Plan infeasible. A discussion of the key Water, Sewer, and Utilities Element policies that apply to the Watermark Specific Plan is provided below: POLICY Goal UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Goal UTC -2 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. ANALYSIS Each residential lot is provided with domestic water service from CVWD's public water system and will be built to City and CVWD standards. Each residential lot is provided with sanitary sewer service from CVWD's public wastewater collection and treatment system. The sanitary sewer system will be built to City and CVWD standards. Public Facilities Element - The Public Facilities Element is intended to provide descriptions of City -owned buildings, the senior center, the public Library, and all schools operated by the Desert Sands Unified School District and the Coachella Valley Unified School District. The element also sets goals, policies, and programs which will allow the City to continue to provide a full range of municipal and scholastic services to its residents and businesses. A discussion of the key Public facilities Element policies that apply to the Watermark Specific Plan is provided below: Page 58 WATERMARK SPECIFIC PLAN AMD. NO. 1 PUBLIC FACILITIES COMPATIBILITY ' POLICY ANALYSIS z � Goal PF -2 The proposed project has access to a full range of public services Public facilities and services that is including public schools through the Desert Sands Unified School available, adequate and convenient to all District, a public library and senior center at the La Quinta City City residents. Hall, as well as police, fire, paramedic and waste disposal services. Page 59